Assisted Living Facilities + Memory Care Center (under construction) in GA

Owner owns both properties on different parcels next to each other in Atlanta GA. He needs $13MM to refinance existing debt. Or finds a buyer to sell the business and real estate for $15MM. The ALF has been in business for 10 years but struggled in recent two years due to internal management issues and COVID. The business is worth about $1MM and real estate 11MM according to recent appraisal report. The memory care center is 65% finished before existing lender stopped funding due to internal management issues. It's recently appraised for $4.7MM as is. The management issues have been resolved. This is a great value-add opportunity for buyers who know assisted living /memory care businesses. Borrower is also interested in refinancing the debt and continue to own the assets and get new loans to complete the memory care center. Any thoughts and advices welcome. Thank you!